Frankfort Township

Joseph Kral, C.I.A.O.

Saturday, September 04, 2010


Frankfort Township

Assessor's Office

Joseph Kral, C.I.A.O.
Blueprint 

Frankfort Township Assessor

11000 Lincoln Highway
Frankfort, IL 60423
Phone (815) 464-3180
Fax (815) 464-3182

Office Hours

Monday thru Friday
8:00 AM - 4:00 PM

EMAIL US:
general@frankfortassessor.com

Property Assessment Appeals




When going through the appeal process the property owner is appealing the assessed value of the property, not the tax bill. The amount of the tax bill is determined by the tax rates that are applied to the assessment by various taxing districts, such as schools, parks, libraries. If the assessment is to increase, the county must publish the change in a local newspaper. Tax rates are not an issue in the appeal process, only the amount of the assessment. Once the tax bill is received, it is generally too late to make an appeal for that year's assessment.

Informal Appeal
If a property owner has a complaint, their local assessing official should be the first person contacted. An assessor who still has assessment books for a given year can correct any assessment, usually until the end of August when at that time the assessment books are turned over to the county. Calling an erroneous assessment to the assessor's attention before this time may result in a correction without the property owner having to go through the formal appeal process. Property owners should contact their township assessor or county supervisor of assessments for information.

More about assessments and taxes


Basis of Appeal
After the window for changing an assessment via the informal route has passed, or if the property owner has spoken with the assessor and is still not satisfied with the outcome, a formal appeal may be filed based on any of the following claims:


  • The assessor's market value is higher than actual market value. This claim can be supported if the property has recently been purchased on the open market through an arms length transaction or if a professional appraisal for ad valorem purposes, not a re-finance apparaisal,  stating the value as of January 1st of the assessment year is supplied.

 

  • The assessed value is at a higher percentage of market value for the property than the prevailing township or county median level, as shown in an assessment/sales ratio study, after equalization factor has been applied.

 

  • The assessment is based on inaccurate information, such as an incorrect measurement of a lot or building.

 

  • The assessment is higher than those of similar neighboring properties.

 

Formal Appeal
If the informal appeal is unsuccessful, the property owner should proceed with a formal appeal (Click here for Residential Appeal Forms) to the reviewing board in the county in which the property is located. (Click here for Commercial/Industrial Appeal Forms))




The Steps in the Formal Appeal Process

  1. Determine the fair market value for the property.
  2. Determine the prevailing assessment level in the jurisdiction.
  3. Obtain the assessed valuation of the property.
  4. Discuss the assessment with the assessor.
  5. Determine the basis for the formal complaint.
  6. File a written complaint with the board of review.
  7. Present evidence of unfair assessment at the hearing to the board of review. If a property owner is dissatisfied with the board's decision, the owner can appeal the decision to the State Property Tax Appeal Board, in writing, or file a tax objection complaint in circuit court.
The local assessing official should be contacted for information regarding the steps in appealing a farm land or farm building assessment.


Evidence Needed
To support a claim of an unfair assessment, substantial , evidence is required. Evidence may be obtained from the township or county assessing official's office, from a professional appraiser, or through research. Pertinent evidence for non-farm property should include some or all of the following:
  • A copy of file property record card (PRC) (Form FTA0031 Request for PRC copies for 2010 Assessment Appeal (2).doc)
  • A photograph for the property under appeal
  • A copy of Form PTAX-203, Real Estate Transfer Declaration, a deed, or a contract for purchase,
  • An appraisal of the property
  • A list of recent sales of comparable properties, including photographs, PRCs, and evidence of the sale prices,
  • A photograph of elements detracting from the value of the property not shown on the PRC and an estimate, in terms of dollars, of their negative effect on the market value, and
  • A copy of PRCs and photographs of similar or neighboring properties.



Only Property Record Cards provided by the Assessors office will be accepted by the Board of Review.  The Board of Review Rules (4B) state that website versions are not acceptable.  You may submit your request for PRC copies by completing Form FTA0031 (see link above) and returning it to the Assessor's office either by fax, e-mail or in person.
A written agreement must be reached between the department and the assessing official making the request. The agreement must specify all of the project details.

The department provides information regarding:
  • comparable sales data,
  • appraisal techniques,
  • the Illinois Real Properly Appraisal Manual (IRPAM)
  • coal and mineral assessments, and
  • the assessment of pollution-control facilities and railroad operating property, which is state-assessed property


Role of Board of Review
Section 16-55 of the Property Tax Code states "On written complaint that any property is over-assessed or under-assessed, the board shall review the assessment, and correct it, as appears to be just, but in no case shall the property be assessed at a higher percentage of fair cash value than other property in the assessment district prior to equalization by the board or the department.

Reviewing assessment complaints is perhaps the most important function performed by the board during its session. A great deal of time, energy, and resources is required to ensure that a fair sharing of the tax burden through equity of assessments is achieved throughout the jurisdiction.


Fair and Impartial Assessments, Providing Equality for All